Front Stoop Rebuild

Our stoop -- a simple brick-and-bluestone structure, pretty old -- is falling apart. The bricks and stone slabs look salvageable, and we really don't want an expensive rebuild. How can we shore up this stoop inexpensively? Maybe I'm wrong, but it looks like it could be partially taken apart, cleaned out and put back together pretty easily. Does anyone know of someone local who would do this and not necessarily insist on a totally new stoop?

Just got quotes based on MOL recs for Luigi, Carmines, Celtic, and Avellinos. They will give you their opinion on both. Sometimes you might need new rails, etc., because building codes have changed.

Depends on if you really just want to patch to hold it together or really give the place a new look. You'll know better about that after a couple pros look at it. Sorry to say that most of the cost is in the labor so I would not have high hopes for saving too much money with "salvageable" materials particularly since the bricks would all have to have the old mortar knocked off.

Additionally, if your old stoop is coming apart because it is sagging it means that a new cinder block foundation for it should really be built.

I had this done by Avellino a few years ago and they did a very nice job. I was able to save quite a bit of money however by replacing the corner pillars myself (not easy either) as our stoop has an overhang which I first had to jack-up and side-support in preparation before Avellino's guys showed up.

Oh, you will also likely end up replacing the iron rails (also not cheap) if you change the design at all or the old ones cannot be saved.

-I will say that after all the $ and work the house looks MUCH better and I don't regret the change. When I finally go to sell the place I will know that I could not have done so with the old stoop. Hope all goes well for you.

Actually my stoop does not have railings or pillars! It's three steps up, with bluestone for the stair risers and the rest is brick and mortar. Can any of you fill me in on the cost or estimates you received?

Sorry rai. I don't remember how much it was but was quite major plus I had it done along with the sidewalks, driveway and newly poured garage floor so would be way different from yours.

high end 8-10 grand. low end 4-6 for complete rebuild for our bluestone steps, about 12 in all but it is fairly intricate stonework facade as well.

Call Johny's Masonry, he just did my steps (three step version with landing) and it was $2500 including new bluestone. A rebuild might even be cheaper, mine was new and he had to pour footings so that raised the cost. He's done every front step on my street. 862-703-9220. www.johnysmasonry.com

christarry, are you in mapso and if so, what street? I'd like to check out Johny's work. Thanks.

Get a quote from John Brothers in Orange. They are very reasonable and very good at masonry.

I also recommend Johny's Masonry. He and his crew rebuilt our front steps a few years ago (and our patio and deck last month). Their work is excellent and the price was lower than any other mason I got bids from. And he actually returns your phone calls!

@scott_clark who did you use?
@christarry I have the same question asral; feel free to PM so I too can check out the steps on your street. I also like the idea of someone promptly returning calls as mentioned by Emerald.

@dja62, do you have contact info for John Brothers who I assume is different than Johny's Masonry.

Thanks to anyone who provides further info as I jump onto @ral 's thread. Who did you wind up using if anyone?

Bumping this thread since I didn't hear back from the posters about my questions. And to say that I called Johnny's and Carmine's twice 3 days ago and not a phone call yet. I will persevere but you'd think they'd at least touch base after I leave a message about doing sidewalk and then looking to do entire walkway thereafter.

wendy said:

Bumping this thread since I didn't hear back from the posters about my questions. And to say that I called Johnny's and Carmine's twice 3 days ago and not a phone call yet. I will persevere but you'd think they'd at least touch base after I leave a message about doing sidewalk and then looking to do entire walkway thereafter.

You would "think", wouldn't you, Wendy? LOL! I don't know how people stay in business sometimes!

How people stay in business, at the rates described above, I don't know. In the 90's I would have charged $5k +, for a stoop and most masons were charging, $60hr. Then came the Latino's and the rate dropped to $12hr at best. I do not do masonry, any more for this reason. Best of luck

@ral,

Who did you wind up using? I've been trying to get an estimate from Avellino's but it's like pulling teeth (surprisingly very unresponsive, especially considering I'm a past customer).:

@wendy: did you have any luck?

Avellino just finished mine a month ago, and they were great.

@wendy, @mumstheword - we used Abbot O'Reilly a few months ago, and they did a great job.
(973) 746-4825

Just did ours. For the front stoop only (complete replacement) our bids came in between $10,000 - $15,000. Much more than we had anticipated.

callista said:

Avellino just finished mine a month ago, and they were great.

Which is why I called them first. But it seems they're either very busy or the guy who does the estimates isn't very good. After a week, he sent me an estimate that had no details, just general specs and the cost. I asked him how many steps he was planning to build and it took him a week to say he didn't know. ?????? After another week, he said he was planning 2, when I wanted 3. i asked for a revised quote for 3 steps and again, no response. This is not a good sign for me, so I'm going to shop elsewhere.

Thanks @roofin -- I'll call them too.

CaltoNJ said:

Just did ours. For the front stoop only (complete replacement) our bids came in between $10,000 - $15,000. Much more than we had anticipated.

Who did you use?

We used Johny's Masonary to re-do our back porch and steps earlier this past summer. They were made out of techo-block about 15 years ago and had started to cave in, and some steps loosened and separated. It was scary walking up and down them. We could not get the original contractor (Magaletta) to come back and repair them. Others wanted way too much $$, and Johny was very reasonable and worth it!

I recently had my front steps replaced. I bid both repair and replace. Better half really wanted full replacement. Will not bore you with details of what that in turn uncovered and required to be addressed. I have 5 steps plus a landing. About 5 feet wide? We had railings sanded and repainted. Cost estimates for repair ran 1700 to 5k; replace, 2600 to 8500. Yes a wide swing in prices. I had one company come and just point and state an amount for every job I was getting estimated - nothing written, no details. Better half standing behind the guy making classic "he's gone" signals - thankfully person did not turn around. What you chose for replacement should figure into the cost. In end we started with replacing with brick risers, sides and bluestone steps/landing, then went all bluestone since brickfront of house is actually painted. Everyone complements them, so think it was worth replace. Last time repaired, and did not last/not well done -started to see breaks and issues after 2 years. I think it took another 4-5 to deteriorate to point of safety hazard. We went with Abraham Contracting - Charles is owner. Carmines would have been best choice after that.

Also, for record, Avelino, Johnny's nor Abbot OReilly were in the mix of landscape contractors I got to estimate. Steps repair/replace was 1 of several exterior landscape jobs I needed done, so my group included those that could cover the range of work that was needed. So may be very good choices based on others experience.

We had a significant rebuild by Jeff Gunning that was lovely. I am happy to PM my address if you want to visit. The steps have gotten many compliments. http://gunningwaterproofing.com/

I got his name from a friend who has used him for other work.

I had Avellino's redo my front stoop about 3 years ago.

It looked great at first. After 2 winters the limestone steps have big cracks and the concrete between the bricks is breaking apart and cracking. I called and they came by and told me that it was from the cold winter and they would not repair it. I said that should not happen after 2 years, something is not right with the concrete or job they did. They still would not repai the steps, which now look like crap.

I do not recommend them.

(Edited for spelling)

We did our front steps, walkway and sidewalk with Luigi. Full replacement since our concrete steps were being destroyed by some roots. They did them as I asked, which is not the typical brick, with blue stone steps. They look great and price was reasonable.

istudymemory said:

We had a significant rebuild by Jeff Gunning that was lovely. I am happy to PM my address if you want to visit. The steps have gotten many compliments. http://gunningwaterproofing.com/

I got his name from a friend who has used him for other work.

Thanks for the referral! I just called, he answered the phone immediately and he's coming next week to give me an estimate. Now that's what I call service! LOL!

@Sammi - we used the "wrong" kind of ice melt/salt, which destroyed our front steps. Could that have something to do with the damage you experienced?

@roofin. No, I was told because the winter was so bad everything cracked. Still not acceptable for a 2 year old brand new re-done steps.

Sammi said:

@roofin. No, I was told because the winter was so bad everything cracked. Still not acceptable for a 2 year old brand new re-done steps.

My existing very old stairs only developed these same kinds of deep cracks this last winter. My regular contractor said it was because of the very thick ice that encased it several times over the winter months (I had very huge icicles hanging from my gutters all in the back of the house).